941 Sylvan Ave · Davenport, IA 52803

$119,000

4 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 6 Days on market

Built 1900 4,791 sqft lot Est $106k · 12% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Incredible value meets modern luxury at 941 Sylvan Ave! If you've been looking for a fully renovated, move-in-ready home without the premium price tag, this Davenport gem is a must-see. Offering a spacious 1,495 square feet of beautifully updated living space, this home features 4 generous bedrooms and 2 full bathrooms-providing all the room you need for family, guests, or a home office. This completely turnkey, low-maintenance home is a fantastic opportunity to get maximum square footage and updates for your money. Don't miss out!

Key facts

• 4,791 sq ft lot
• Built 1900
• Listed 6 days

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1 story
• Construction: Wood siding exterior; Asphalt roof; Concrete perimeter foundation; Property is over 100 years old; Built before 1978
• Exterior features: Lot smaller than 0.25 acre; No special lot features listed

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (Master bedroom on Main level, two additional bedrooms on Second level, one bedroom on Main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Living room with fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 11.6% vs local median 4.4% in Davenport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#126 in IA, #2,312 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F.
• Davenport Community School District (urban): math 43% / reading 50% proficiency, ranked #288 of 289 in IA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 160 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $106,145
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Charlotte St	0.20mi	4/2.0	1,330 (-11%)	0mo	$95,000	$71	72
616 E 6th St	0.26mi	4/1.0	1,578 (+6%)	4mo	$67,000	$42	72
1030 Oneida Ave	0.21mi	4/2.0	1,386 (-7%)	12mo	$200,000	$144	68
1220 College Ave	0.41mi	3/1.0 (-1)	1,530 (+2%)	0mo	$110,000	$72	68
1108 Arlington Ave	0.12mi	3/1.0 (-1)	1,668 (+12%)	2mo	$99,999	$60	64
1102 Kirkwood Blvd	0.52mi	3/2.0 (-1)	1,428 (-4%)	0mo	$129,000	$90	63
730 E 14th St St	0.34mi	4/2.0	1,325 (-11%)	4mo	$72,000	$54	62
603 Leclaire St	0.34mi	3/1.0 (-1)	1,616 (+8%)	6mo	$83,000	$51	57
715 Iowa St	0.36mi	3/2.0 (-1)	1,710 (+14%)	1mo	$94,000	$55	54
420 Kirkwood Blvd Blvd	0.57mi	3/1.5 (-1)	1,582 (+6%)	4mo	$64,000	$40	53
1920 Carey Ave	0.69mi	4/2.0	1,329 (-11%)	4mo	$180,000	$135	46
1936 Carey Ave	0.71mi	4/2.0	1,288 (-14%)	9mo	$210,500	$163	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.40×
• Total profit: $13,258
• Equity at exit: $17,743

10-year hold

• IRR: 20.3%
• Equity multiple: 2.84×
• Total profit: $61,319
• Equity at exit: $10,289

Cash invested: $33,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52803

• Home prices YoY: -34.5%
• Rents YoY: 4.6%
• Active inventory: 160
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$624
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $469

Break-even live

Break-even rent $1,052

Max offer price $119,000

Occupancy floor 67%

Sensitivity live

Price	-10% $536	-5% $503	+0% $469	+5% $435	+10% $402
Rent	-10% $339	-5% $404	+0% $469	+5% $534	+10% $599
Rate	-1.0pp $529	-0.5pp $499	base $469	+0.5pp $438	+1.0pp $407

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.25mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	0.26mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	0.50mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	0.50mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	0.52mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.59mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	0.64mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	14d	2	0.68mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.74mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.74mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	22d	1	0.75mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	0.77mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.91mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	22d	1	0.95mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	1.06mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	1.07mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	1.08mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	1.14mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	1.26mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	44d	1	1.33mi

Listing history 6 events

1. 2026-06-18
   days on market $119,000 Active 6 DOM
2. 2026-06-17
   days on market $119,000 Active 5 DOM
3. 2026-06-16
   days on market $119,000 Active 4 DOM
4. 2026-06-15
   days on market $119,000 Active 3 DOM
5. 2026-06-13
   remarks 537-char remark
6. 2026-06-13
   listed $119,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,226 · $102/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$321/yr (+$27/mo · 26.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,752
• − Mortgage interest: −$6,666
• − Property taxes: −$1,226
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,462
• Taxable income: $3,976
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $4,673/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Davenport Community School District
• NCES district ID: 1908580
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $46,157
• Composite: 39.49/100
• National rank: #3951
• State rank: #288 of 289 in IA

Livability — Davenport

• Score: 79/100
• State rank: #126
• US rank: #2312

Category grades

Amenities A Commute B+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport, IA
• County: Scott County · 144,583 people
• City population: 103,319
• Metro: Davenport-Moline-Rock Island, IA-IL
• Population (ZIP): 22,742
• Household income: $64,543
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 630.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 188,878 people
• By 2030: 196,648 · +4.1%
• By 2040: 210,860 · +11.6%
• By 2050: 224,359 · +18.8%
• By 2075: 258,884 · +37.1%
• By 2100: 286,447 · +51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, United Kingdom, South Korea
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Scott

• 2024 margin: Toss-up / Even · D 47.3% · R 51.2% · Other 1.4%
• 2008→2024 swing: -18.4pp toward R · 2008: 14.6pp · 2024: -3.9pp
• All cycles: 2024: R+3.9 2020: D+3.5 2016: D+1.4 2012: D+13.8 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.00%
• Current HPI: 182.0976
• Rent YoY: ▲ 4.57%
• Metro: Davenport-Moline-Rock Island, IA-IL
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

1 event — show timeline

• 2026-06-12 Listed $119,000 MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,226 · -26.7% YoY. Source: county tax records.